Casa indipendente in Vendita in Ca' Bernocchi 20 a Borgoratto Mormorolo
A 50 minuti da Milano (aut. Mi-Ge uscita Casei Gerola), in zona collinare interessante casa indipendente cosi composta, al piano terra un accogliente cucina abitabile, bagno, ampio locale cantina, al piano prima si accede da una scala esterna e si arriva alle due ampie camere da letto di cui una con balcone coperto,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €74,000 for 130 sqm, the ask is €569/sqm; with a habitable-condition allowance of about €200/sqm, the effective cost is roughly €769/sqm versus a low-stock baseline of €430/sqm in Lombardia villas, so it is not cheap on this catalog basis. Positives are immediate habitability, good roof condition, 20 photos, garage/cellar/heating, and a 600 sqm garden, but the attached 50 sqm storage/tavern rooms are not clearly counted as full residential area and do not offset the above-baseline effective price.
More on the house and the area
This is a real, usable house with immediate habitability, a decent garden, and a pleasant green setting. The structure looks solid and the roof appears sound, but the interiors are simple and dated rather than beautiful or character-filled. Good value for the size and detached garden space, though it feels more practical than dreamy.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€9,000 – €14,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Interiors are dated and fairly plain despite being habitable.
- External staircase layout may feel less convenient for daily living.
- No real panoramic view shown in the photos.
- Some annex/taverna spaces appear to need personalization/finishing.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 61/100This is in the Oltrepò Pavese hill country, on the first ridges of the Ligurian Apennines. The area is formed by wooded valleys, cultivated slopes and vineyards, with the Staffora valley system nearby. Salice Terme is the nearest small centre with services, and Voghera is the nearest larger town with a station, hospitals and full retail. The wider area is known for wine production, especially Pinot Nero and other Oltrepò Pavese vineyards.